Planning Commentary May 2008

Site and Surroundings

The site accommodates a Total filling station and is located on the north side of the Small Heath Highway. The site is accessed from Small Heath Highway by east-bound traffic only. The petrol filling station forecourt supports a four-square layout with car wash, jet wash and a sales building (approximately 80 sq m), providing a reasonable range of convenience goods. The site operates on a 24 hour basis.

The site is bound to the north by Bolton Road, with a school beyond and to the south by Small Heath Highway. To the west is a railway workers’ club. To the east of the site, (and to the west beyond the club) is a landscaped embankment, which acts as a buffer area between Small Heath Highway and the residential area to the north of the site (including the aforementioned school).

In terms of character, the site lies between the residential area to the north and transport corridors to the south (including South Heath Highway, railway lines with associated sidings and the Grand Union Canal). Coventry Road local centre lies 500 m to the north of the site.

Planning History

Investigations at the Council’s offices have confirmed that the site was established as a petrol filling station in 1992, and the bulk of applications since this date have sought new and replacement advertisements at the site. A schedule of planning history is shown below at Appendix 1. Prior to the development of the petrol filling station, the site appears to have been part of the demise of the adjacent railway workers’ club. The principle of alternative uses has yet to be tested by a planning application.

Planning Policy

The adopted Plan is the Birmingham Plan, which was adopted in 1993 with alterations approved for adoption in October 2005. The Council are currently preparing a Local Development Framework, albeit it is currently at an early stage and there are no documents relevant for development control purposes at present.

The Proposals Map of the adopted Plan confirms that the site does not benefit from a specific allocation, or indeed any wider designation.

Elsewhere, policies within the UDP confirm that:

Officers View

Discussions have been held with Ian Mcleod, Planning Policy Officer at Birmingham City Council, who confirmed that it was likely that the loss of petrol filling station would be acceptable in principle. The Officer further confirmed that the Council would not have a favoured alternative use for the site, and that the character of the surrounding area would be a significant steer in assessing any alternative uses, albeit he would not be drawn on providing site specific advice.

Planning Discussion

As previously stated, the site and adjacent railway worker’s club sit within a landscaped buffer zone between Small Heath Highway and the residential area to the north. Notwithstanding the predominantly two storey development to the north, the Council are likely to view the character of the site in terms of its location within the buffer. In these terms, any proposals on the site would need to respect the bulk and scale of the site’s surroundings.

The change of use of the site to alternative uses is likely to be considered acceptable in principle, and any alternative uses would be assessed against their impact on the character of the local area, and the appropriateness of the site for the proposed use. In these terms, a motor trade use might be considered acceptable on the site, given its location on a major traffic corridor. Additionally, residential or community uses may be acceptable (subject to normal development control considerations), albeit any such uses may need to be supported by an imaginative design given the site constraints and likely requirement for access from Bolton Road.

There may be potential for securing retail floorspace on the site, subject to the normal retail policy tests and securing adequate access arrangements. In these terms, the nearest local centre is Coventry Road, 500 m to the north and, therefore, the site will be considered out-of-centre.

Conclusion and Recommendations

The loss of the petrol filling station is likely to be acceptable in principle, and alternative uses will be considered having regard to surrounding development, including Small Heath Highway and the landscaped buffer/embankment. In these terms, there may be scope to secure alternative motor trade uses, such as a car showroom, or alternatively residential or community uses. Retail development might also be acceptable, subject to access considerations, and normal retail policy tests.

APPENDIX 1 - SCHEDULE OF PLANNING HISTORY

Reference Description Decision Date
E/04456/91/FUL Erection of petrol filling station Approved 16/04/1992
E/04296/92/FUL Erection of petrol filling station Approved 25/03/1993
E/03603/93/ADV Illuminated fascia sign Approved 14/10/1993
E/00928/94/RES Site Landscaping Withdrawn 10/03/1994
E/01033/94/ADV Canopy fascia signs Refused 07/07/1994 Appeal dismissed 26/04/1995
E/03271/94/ADV Illuminated fascia signs to canopy Refused 20/10/1994 Appeal dismissed 26/04/1995
E/02925/95/ADV Illuminated fascia sign Refused 21/09/1995
E/04405/95/ADV Illuminated canopy fascia sign Approved for five years 21/12/1995
C/00185/02/FUL Erection of freestanding illuminated display panel Refused 25/02/2002 Appeal dismissed 05/07/2002